news

한어Русский языкEnglishFrançaisIndonesianSanskrit日本語DeutschPortuguêsΕλληνικάespañolItalianoSuomalainenLatina

after being in the industry for so many years, i always meet some friends who come to inquire about japanese real estate with a chinese-style thinking of buying a house:

“japanese houses are so old, do they still have investment value?”

"the rental return rate of this apartment is so high, i will definitely buy this one!"

"this house doesn't face south. i don't want it."

“are all the houses that japanese people live in so small?”

the customer who impressed me the most, let’s call him mr. g, was very obsessed with high rental returns. the first thing he said when he contacted us was to let ushelp him find a house with a high return rate.

so, we helped him find several houses with a gross rental return rate of around 5.5% in the 23 wards of tokyo.

however, mr. g said that the gross return rate is only 5.5%, and after deducting various miscellaneous expenses, it is only just over 4 points, which is too little! after that, he ignored me.

after a while, i found out that mr. g had bought a house in fukuoka. not only was the price low, but the return was said to be 7%.

as soon as i heard about the city fukuoka, alarm bells started ringing in my heart.

you know, japan is a country with a low birthrate and a serious aging population. except for the metropolitan area and osaka, almost all other cities are experiencing negative population growth. buying a house in these cities,although the price is low and the return is high, it is difficult to rent or resell.

sure enough, a few months later, mr. g came to us and asked if we could help him rent his house. only then did we find out that his house had been empty for more than half a year and had not been rented out.

the chinese investment thinking that only looks at the rate of return put mr. g into a big pit.

today, based on my many years of experience in the japanese real estate industry, i will tell you about five common "investment pitfalls with chinese thinking". you must be careful about falling into them!

japan's per capita gdp is three times that of china. tokyo housing prices should be very high, right?

this misunderstanding is something that everyone must avoid when investing in japanese real estate. if you use domestic housing prices and natural ideas to "anchor" foreign housing prices, some businesses can take advantage of this to deliberately raise the price to sell you a house.

in fact, housing prices in tokyo are not expensive. in august this year,the transaction price of second-hand apartments in tokyo's 23 wards is 1.1193 million yen (approximately 56,000 yuan) per square meter, compared with the same location in first-tier cities in china, it is much cheaper.

the investment logic in the japanese market is very different from that in china, and the definition of value is also different. therefore, do not use domestic prices to anchor japan, as it will affect your value judgment.

a high return on investment is a good asset?

this is just like the case at the beginning, mr. g’s thinking only looks at the rate of return and nothing else.

but in fact, taking tokyo as an example, the surface rental return rate in the 23 wards of tokyo is often only about 4-6%, and it is only a fraction of 6%.

after excluding all expenditure costs, the net income obtained is about 3-5%. you must be aware of the current market situation.

those assets with high return rates often appear in suburbs and lower parts of tokyo far away from the city (hachioji city, tama area, etc.). although the rent is high, it is not easy to rent out. the probability of vacancy of such assets and the final amortized return it is not as high as the tokyo metropolitan area.

only buy houses that face south, and don’t consider anything else.

this is also the thinking of many of our customers. but everyone should remember,we are not residents, we are investors, why are you so committed to buying your own home in the country?

although japanese people also like south-facing houses, as tenants, they don’t really care about the orientation.

first, tenants in japan are basically office workers who work from 9 to 5. when they go out in the morning, the sun has just come out, and when they come home at night, the lights have already started to turn on. in addition, japanese houses are basically equipped with air conditioning, heating and drying systems, so the orientation has little impact on them.

second, japanese people value privacy, and the curtains in the room are kept tightly closed for a long time. in this case, which way is not a problem.

compared with the orientation, you should focus on high-quality houses that are easy to rent and sell (in urban areas, convenient transportation, etc.).

if you miss out on an item with good returns, good location, and good internal facilities because of hesitation, then the gain outweighs the loss.

houses in japan are so small, can they be rented out?

the average area of ​​small investment apartments in japan is between 16㎡-25㎡, which is equivalent to a domestic single room.

rent in tokyo is high, population density is high, and land is at a premium, so to make efficient use of space, you need to reduce the size of your residence.

unlike domestic tenants, japanese single tenants prefer to live in single rooms with complete facilities because they value privacy. this is a very common phenomenon.

if a person lives in a one-bedroom apartment, the rent will be much more expensive than a single room of more than ten square meters (or even a few square meters). in order to save rent, there are many people who choose to live in a single room.

you can’t buy an old house!

friends who think like this may think that houses in japan are like those in china. houses that are more than 20 years old become "old and broken": the exterior walls of the houses are severely corroded, weeds are overgrown in the community, property management is chaotic, and garbage is piled up randomly.

but in fact, the investment value for money in old japanese houses is the highest.

first, such a house retains its value better. the value of a house in japan is divided into building value and land value. the building value will depreciate, but the land value will not. the depreciation of old houses has basically reached almost the same level. there is little room for the value of buildings to decline in the future, and the value of land is constantly rising, so it is more valuable and more cost-effective.

second, japan’s old houses are well managed. as early as 1980, the japanese government proposedcentennial buildingthe goal is to build and maintain houses according to standards that can last for 100 years. usually japanese houses that are 30 to 40 years old are still very new and clean.

therefore, houses in the 1980s are surprisingly popular. because its housing structure is more stable and better than before (new earthquake-resistant), while the rent is cheaper than in the 1990s and 2000s, and the level of property management is about the same, very average. therefore, considering the cost-effectiveness of renting, it remains very popular among tenants.

the above are 5 common investment pitfalls of “chinese thinking”.

remember, buying japanese real estate is not about choosing your own residence, it is for residents of japanese society to live in. therefore, you must adapt to the japanese people's living thinking and change the past solid thinking in order to buy a property that is cost-effective and of good quality. of quality investment properties.

the big taboos in overseas real estate investment are: first, "relying on feeling"; second, copying domestic home buying experience.buying a house in japan is not difficult, but if you want to buy a great house, professionalism and experience are indispensable.